FY2026 Fair Market Rents — Morgan County, CO
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$878
1BR
$884
2BR
$1,160
3BR
$1,606
4BR
$1,824
Hours/week at min wage
61 hrs
to afford the 2BR FMR @ $14.81/hr (CO)
YoY change (2BR)
-0.8%
$9 vs FY2025 · 5-yr +29.2%
Voucher payment standard
$1,044–$1,276
PHAs set HCV payment at 90–110% of the 2BR FMR
Morgan County, CO
Non-Metropolitan area · CO · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $878 | $10,536 |
| 1-Bedroom | $884 | $10,608 |
| 2-Bedroom | $1,160 | $13,920 |
| 3-Bedroom | $1,606 | $19,272 |
| 4-Bedroom | $1,824 | $21,888 |
Recent 2-Bedroom FMR Trend
FY2020 $791 → FY2026 $1,160
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $878 | $884 | $1,160 | $1,606 | $1,824 |
| FY2025 | $802 | $891 | $1,169 | $1,532 | $1,878 |
| FY2024 | $845 | $948 | $1,246 | $1,639 | $2,013 |
| FY2023 | $736 | $819 | $1,078 | $1,443 | $1,726 |
| FY2022 | $715 | $788 | $1,037 | $1,373 | $1,617 |
| FY2021 | $607 | $681 | $898 | $1,160 | $1,384 |
| FY2020 | $515 | $601 | $791 | $997 | $1,187 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $87,100
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $20,450 | $23,400 | $27,320 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $34,100 | $39,000 | $43,850 | $48,700 | $52,600 | $56,500 |
| 80% AMI (Low) | $54,550 | $62,350 | $70,150 | $77,900 | $84,150 | $90,400 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$13,920/yr
FMR as % of Area Median Income
16% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$46,400/yr
$3,867/mo gross income
FY2026 LIHTC Maximum Rents
Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →
| AMI Band | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| 50% AMI Maximum | $762 | $871 | $979 | $1,175 | $1,262 |
| 60% AMI Maximum | $914 | $1,045 | $1,175 | $1,411 | $1,515 |
FY2026 HOME Program Rent Limits
Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →
| Limit Type | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| High HOME Rent | $878 | $884 | $1,160 | $1,415 | $1,415 |
| Low HOME Rent | $852 | $975 | $1,096 | $1,217 | $1,315 |
Compare Morgan County, CO With Other CO Metros
vs. Boulder, CO MSA
vs. Colorado Springs, CO HUD Metro FMR Area
vs. Denver-Aurora-Lakewood, CO MSA
vs. Fort Collins, CO MSA
vs. Grand Junction, CO MSA